Film studio expansion amendments at Warner Bros. Studios Leavesden, Watford

What was proposed

The application sought changes to approved plans and the trigger for delivering the A41 toucan crossing and related highway works.

“This application now submitted is a Section 73 Minor Material Amendment Application which seeks to vary conditions of the approved development reference 22/00322/FULM and 23/01023/VARM as follows: - Variation to condition 2 (approved drawings) - Variation to Condition 11 (A41 Toucan to the Hempstead Road underpass).”

“No on-site works above slab level for the new buildings shall commence until a detailed scheme for the provision of a toucan crossing of the A41 connecting the local cycle network improvements shown in the drawing 21134-MA-XX-XXDR-C- 1100 P02 to the A41 pedestrian/ cycle subway below the A41/ Hempstead Road roundabout have been submitted to and approved in writing by the Local Planning Authority in consultation with the Highway Authority.”

Officer report

Site and surroundings

The 51.78-hectare studio site lies north of Watford, with Leavesden to the east, Abbots Langley to the north and open fields to the west.

“The 51.78 hectare application site lies to the north of Watford just within the M25 and north of Hunton Bridge M25 spur roundabout. The residential area of Leavesden is to the east including properties at Ashfields. Abbots Langley is to the north and Watford to the south. To the west of the site are open fields with some residential roads and individual properties.”

“The majority of the site lies within Three Rivers District. Only approximately 10% of the site is within the Watford Borough to the south of the application site.”

Officer report

Earlier permissions

Earlier permissions approved the studio expansion, associated facilities, access works, parking, landscaping, ecological improvements and related infrastructure.

“Full planning permission (reference 22/00322/FULM) was granted by WBC on 28th February 2023 for the provision of new sound stages, workshops, production and post-production offices, Studio support facilities (including new welfare and café building) and new roundabout to provide vehicular access to the Studios and Island Site; the construction of decked car parking and a pedestrian footbridge (Island Site); the use of land to the west of the Studios for film production…”

“November 2024 for variation of Condition 2 (Approved Plans), Condition 4 (Vehicular Access Completion), Condition 10 (Highways Improvements - Local Cycle Network Improvements) and Condition 17 (Noise) of planning permission 22/00322/FULM for the provision of new sound stages, workshops, production and post-production offices, Studio support facilities (including new welfare and café building) and new roundabout to provide vehicular access to the Studios and Island Site; the…”

Officer report

Why officers recommended approval

Officers considered the amendments non-material, acceptable to the highway authority and capable of enabling early studio delivery without prejudicing highway improvements.

“The effect of the proposed changes in this instance are not considered to be material to the approved scheme. The proposed changes are considered to be inconsequential relative to the original approval given the scale of the amendments in the context of the approved scheme. It is not considered that the proposed amendments would disadvantage anyone who was consulted as part of the original application nor would they contravene any adopted policies.”

“The proposed variation to the trigger of Condition 11 would enable the early delivery of the four Sound Stages and supporting accommodation without prejudicing the delivery of the relevant highway infrastructure.”

Officer report

Consultation responses

The Environment Agency had no objections, the highway authority supported the amended condition, and the arboricultural officer had no concerns.

“Name of Statutory Consultee / Other Organisation Comment Environment Agency No objections.. Hertfordshire County Council (Highways Authority) It is agreed by HCC Highways that the amended condition is the best way forward. Hertfordshire County Council (Lead Local Flood Authority) No comments. HCC Growth and Infrastructure No comments TRDC No comments as they will be assessing a duplicate application, which has since been granted consent.”

Officer report

Residents’ concerns

Two objections concerned moving the highway condition, road layout changes and continuing construction affecting residents’ amenity.

“Comments Officer response Objection to move the condition that the roads must be completed before the buildings can be occupied. Concerns also raised with regard to the proposed road layout and changes to the road.”

“Condition 11 was requested by the HCC Highways on the original permission. HCC Highways have agreed that the amended condition is the best way forward and this would also allow for the partial occupation of only 4 of the 11 proposed Sound Stages. Concerns raised with regard to continued construction works taking place and impacting on the resident’s amenity.”

Officer report

Who spoke

The agent described the studio’s local and industry role, explained the proposed changes and said the original crossing location conflicted with new access works.

Committee discussion

Members were reminded that only the requested variations were being considered, and the Chair said the revised crossing location was better.

“The Chair thanked David Bisoni. He then reminded the committee that this was not an opportunity to review the original application, only the requested variations.”

“The Chair thanked the officer for her explanation. He commented that the revised location of the crossing was much better.”

Minutes

The vote

The committee voted to approve the officer’s recommendation subject to the amendment on the update sheet.

“The Chair invited the committee to vote on the officer’s recommendation subject to the amendment outlined on the update sheet.”

“On being put to the committee the application was approved as amended.”

Minutes

The decision

The application was approved as amended, referred to the Secretary of State and delegated for permission if it was not called in.

“The application be referred to the Secretary of State for the Department for Housing, Communities and Local Government in accordance with the Town and Country Planning (Consultation) (England) Direction 2021.”

“Provided the Secretary of State does not call in the application for his/her own determination, the application be delegated to the Director of Regeneration and Growth to grant planning permission subject to the following conditions:”

Minutes